3327 Earlham Dr · Dayton, OH 45406

$94,500

3 bd · 1.0 ba · 768 sqft · SingleFamily public records · 12 Days on market

Built 1944 5,641 sqft lot Est $65k · 45% over

---

Why this score? — see what drove the C- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +25.8/30.0
• DSCR +8.6/10.0
• 1% rule +6.1/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well maintained brick cape cod. This property offers two bedrooms on the first floor and a third in the upper level. Property has a full basement and has a carport and storage shed. This property is priced to sell. Schedule your showing today.

Key facts

• Ample outdoor space
• Convenient access
• Generous lot size

Tags

• GENEROUS LOT SIZE
• AMPLE OUTDOOR SPACE
• CONVENIENT ACCESS

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: Carport
• Utilities: Natural gas available; Public water
• Home design: One-story home; Brick construction
• Construction: Brick construction
• Exterior features: Residential lot approximately 40 x 141 (about 0.13 acres)

Interior

• Kitchen: Kitchen on main level (approximately 15 x 8); Refrigerator
• Bedrooms: Second-level bedroom (approximately 15 x 13); Main-level bedroom (approximately 12 x 11); Main-level bedroom (approximately 13 x 9)
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Full basement; One fireplace
• Laundry & utility: Washer included

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $94k.

Deal economics

• At list price, monthly cash flow is $229 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $94k).
• Cap rate 9.2% vs local median 7.4% in Dayton — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 65/100 on livability (#716 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: schools C-, amenities C-, crime F.
• Dayton City (urban): math 12% / reading 21% proficiency, ranked #641 of 656 in OH (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+3.0%/yr); 156 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 48% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 907 units permitted in Montgomery County in 2024 (416 in 5+ unit buildings).
• This rent runs 30% of the median local income ($42k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $653 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Montgomery County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 13y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $51k; list at $94k implies a 85% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1944 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $94,500

Questions for the listing agent

1. Built in 1944 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
4. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
5. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.11% ✓
• Cap rate: 9.20%
• Cash-on-cash: 10.39%
• DSCR: 1.46
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $65,280
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1425 Shaftesbury Rd	0.13mi	2/1.0 (-1)	792 (+3%)	17mo	$75,000	$95	69
3007 Cornell Dr	0.24mi	2/1.0 (-1)	827 (+8%)	9mo	$29,019	$35	63
1251 Canfield Ave	0.35mi	2/1.0 (-1)	720 (-6%)	7mo	$75,000	$104	62
640 Shoop Ave	0.71mi	2/1.0 (-1)	776 (+1%)	7mo	$30,000	$39	55
936 Walton Ave	0.70mi	2/1.0 (-1)	792 (+3%)	5mo	$60,000	$76	53
1028 Walton Ave	0.59mi	2/1.0 (-1)	788 (+3%)	13mo	$94,000	$119	52
1204 Alcott Dr	0.35mi	2/1.5 (-1)	720 (-6%)	18mo	$91,000	$126	51
717 Shoop Ave	0.63mi	2/1.0 (-1)	768 (0%)	20mo	$65,000	$85	49
938 Leland Ave	0.70mi	2/1.0 (-1)	844 (+10%)	0mo	$40,000	$47	46
1958 Wesleyan Rd	0.71mi	3/1.0	832 (+8%)	9mo	$65,000	$78	45
1044 Walton Ave	0.56mi	2/1.0 (-1)	864 (+12%)	12mo	$99,999	$116	38
811 Brooklyn Ave	0.62mi	2/1.0 (-1)	864 (+12%)	23mo	$72,000	$83	26

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.03% rent growth · sell at horizon

5-year hold

• IRR: -0.7%
• Equity multiple: 0.97×
• Total profit: $-709
• Equity at exit: $14,090

10-year hold

• IRR: 9.0%
• Equity multiple: 1.69×
• Total profit: $18,226
• Equity at exit: $8,171

Cash invested: $26,460 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 73 Landlord-Friendly
• State Ohio: 73 Landlord-Friendly · R+6
• County: — inherits STATE
• City: — inherits STATE

3-day notice; Cleveland / Columbus have some habitability code enforcement; otherwise landlord-leaning.

Methodology + full state rankings →

ZIP-level market 45406

• Rents YoY: 3.0%
• Active inventory: 156
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,047 high
• Mortgage (P&I): −$496
• Tax from tax record: −$63 /mo · $755/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $229

Break-even live

Break-even rent $757

Max offer price $94,500

Occupancy floor 73%

Sensitivity live

Price	-10% $283	-5% $256	+0% $229	+5% $202	+10% $176
Rent	-10% $146	-5% $188	+0% $229	+5% $270	+10% $312
Rate	-1.0pp $277	-0.5pp $253	base $229	+0.5pp $205	+1.0pp $180

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $23,625
• Closing costs: $2,835
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3220 Princeton Dr Dayton, OH	3.0	1.0	900	$1,000	$1.11	45d	1	0.18mi
3007 Cornell Dr Dayton, OH	2.0	1.0	827	$1,000	$1.21	4d	1	0.21mi
3552 Stanford Pl Dayton, OH	2.0	1.0	800	$800	$1.00	24d	1	0.23mi
3552 Stanford Pl Unit 3552 Dayton, OH	2.0	1.0	800	$800	$1.00	45d	1	0.23mi
3222 Athens Ave Unit C Dayton, OH	2.0	1.0	700	$700	$1.00	45d	1	0.32mi
3652 Otterbein Ave Unit 3652 Dayton, OH	2.0	1.0	700	$800	$1.14	3d	1	0.38mi
3650 Otterbein Ave Unit 3650 Dayton, OH	2.0	1.0	900	$800	$0.89	3d	1	0.38mi
1732 Harold Dr Dayton, OH	2.0	1.0	805	$925	$1.15	45d	1	0.43mi
3311 Otterbein Ave Dayton, OH	3.0	1.5	1004	$1,300	$1.29	12d	1	0.44mi
1816 N James H McGee Blvd Apt B Dayton, OH	3.0	1.0	950	$1,150	$1.21	45d	1	0.45mi
1816 N James H McGee Blvd Unit C Dayton, OH	3.0	1.0	950	$1,150	$1.21	3d	1	0.45mi
1816 N James H McGee Blvd Apt A Dayton, OH	3.0	1.0	950	$1,200	$1.26	3d	1	0.45mi
3537 Otterbein Ave Unit d Dayton, OH	2.0	1.0	900	$925	$1.03	45d	1	0.45mi
1720 Kings Mill Ct Dayton, OH	2.0	1.5	975	$925	$0.95	24d	1	0.53mi
920 Huron Ave Dayton, OH	2.0	1.0	950	$995	$1.05	4d	1	0.61mi
635 Anna St Dayton, OH	3.0	1.0	960	$1,300	$1.35	15d	1	0.75mi
828 Walton Ave Unit 832 Walton Dayton, OH	2.0	1.0	750	$795	$1.06	24d	1	0.80mi
863 N Upland Ave Dayton, OH	3.0	1.0	1042	$1,200	$1.15	45d	1	0.85mi
2109 Victoria Ave Dayton, OH	2.0	1.0	714	$950	$1.33	4d	1	0.86mi
1903 W Grand Ave Unit 4 Dayton, OH	2.0	1.0	600	$850	$1.42	45d	1	0.92mi
725 Maplehurst Ave Dayton, OH	2.0	1.0	1104	$895	$0.81	45d	1	0.98mi
3925 Hoover Ave Dayton, OH	2.0	1.0	936	$1,100	$1.18	3d	1	1.04mi
1207 W Fairview Ave Dayton, OH	2.0	1.0	1023	$825	$0.81	45d	1	1.09mi
1207 W Fairview Ave Dayton, OH	2.0	1.0	1023	$825	$0.81	4d	1	1.09mi
4446 Waymire Ave Dayton, OH	3.0	1.0	1100	$1,100	$1.00	22d	1	1.15mi
1004 W Fairview Ave Dayton, OH	2.0	1.0	1053	$950	$0.90	24d	1	1.15mi
4629 Queens Ave Dayton, OH	2.0	1.0	900	$1,100	$1.22	45d	1	1.17mi
628 W Norman Ave Unit 628 Dayton, OH	2.0	1.0	918	$795	$0.87	45d	1	1.18mi
4576 Live Oak Dr Dayton, OH	3.0	1.0	864	$1,400	$1.62	45d	1	1.22mi
2408 Falmouth Ave Dayton, OH	2.0	1.0	806	$950	$1.18	24d	1	1.22mi
2501 Fairport Ave Dayton, OH	2.0	1.0	605	$850	$1.40	45d	1	1.26mi
1019 Cherry Dr Dayton, OH	4.0	1.0	1057	$1,125	$1.06	45d	1	1.26mi
2609 Fairport Ave Dayton, OH	3.0	1.0	1000	$1,025	$1.02	3d	1	1.28mi
829 Uhrig Ave Unit 3 Dayton, OH	2.0	1.0	760	$875	$1.15	15d	1	1.28mi
4625 Gardendale Ave Dayton, OH	3.0	1.0	864	$1,150	$1.33	3d	1	1.35mi
1067 Salem Ave Dayton, OH	2.0	1.0	1100	$900	$0.82	45d	1	1.37mi
1067 Salem Ave Unit 3 Dayton, OH	2.0	1.5	1100	$900	$0.82	45d	1	1.37mi
1067 Salem Ave Unit 2 Dayton, OH	2.0	1.5	1100	$900	$0.82	45d	1	1.37mi
412 W Parkwood Dr Unit 1 Dayton, OH	2.0	1.0	900	$875	$0.97	24d	1	1.44mi
2333 Rustic Rd Dayton, OH	2.0	1.0	1000	$840	$0.84	45d	1	1.44mi

Listing history 11 events

1. 2026-06-18
   days on market $94,500 Active 12 DOM
2. 2026-06-17
   days on market $94,500 Active 11 DOM
3. 2026-06-16
   days on market $94,500 Active 10 DOM
4. 2026-06-15
   days on market $94,500 Active 9 DOM
5. 2026-06-14
   days on market $94,500 Active 7 DOM
6. 2026-06-13
   days on market $94,500 Active 6 DOM
7. 2026-06-10
   days on market $94,500 Active 4 DOM
8. 2026-06-09
   days on market $94,500 Active 3 DOM
9. 2026-06-08
   days on market $94,500 Active 2 DOM
10. 2026-06-07
    remarks 699-char remark
11. 2026-06-07
    listed $94,500 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast OH · Partial reset (capped growth)

• Current annual tax: $755 · $63/mo
• Projected year-2 tax: $1,115 · $93/mo
• Expected delta: +$359/yr (+$30/mo · 47.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,562
• − Mortgage interest: −$5,293
• − Property taxes: −$755
• − Insurance: −$472
• − Repairs & maintenance: −$1,005
• − Management: −$1,005
• − Depreciation: −$2,749
• Taxable income: $1,281
• Est. tax owed @ 24.0%: −$308
• After-tax cash flow: $2,441/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Dayton City
• NCES district ID: 3904384
• Math proficiency: 12% ▼ -12.00%
• Reading proficiency: 21% ▼ -11.00%
• Median HH income: $28,688
• Composite: 12.94/100
• National rank: #9579
• State rank: #641 of 656 in OH

Livability — Dayton

• Score: 65/100
• State rank: #716
• US rank: #12895

Category grades

Amenities C- Commute F Cost of living A+ Crime F Employment F Housing A+ Health & safety A User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dayton, OH
• County: Montgomery County · 459,541 people
• City population: 164,387
• Metro: Dayton-Kettering, OH
• Population (ZIP): 19,991
• Household income: $41,796
• Rent vs Own: 52.9% rent · 47.1% own
• Severe rent burden: 1504.0

Population outlook (Montgomery County) Hauer SSP2

• Today (2025): 523,241 people
• By 2030: 514,948 · -1.6%
• By 2040: 493,378 · -5.7%
• By 2050: 469,639 · -10.2%
• By 2075: 418,360 · -20.0%
• By 2100: 353,315 · -32.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (75%)
• Race & ethnicity: Black 75% White 16% Two or more races 7% Hispanic / Latino 3%
• Common ancestry: Italian 2% Lithuanian 1% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1%

Political lean MEDSL · Montgomery

• 2024 margin: Toss-up / Even · D 49.8% · R 49.3%
• 2008→2024 swing: -5.8pp toward R · 2008: 6.2pp · 2024: 0.5pp
• All cycles: 2024: D+0.5 2020: D+2.2 2016: R+1.2 2012: D+3.1 2008: D+6.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -113.75%
• Current HPI: 197.1302
• Rent YoY: ▲ 3.03%
• Metro: Dayton-Kettering, OH
• State GDP YoY: ▲ 1.98%
• F500 in state: 48

Industry mix (Fortune 500 HQ in OH)

Industry	F500 HQs	Revenue
▸Insurance	3	$145B
▸Industrial Machinery	3	$49B
▸Financial Services	3	$24B
▸Consumer Goods	2	$93B
▸Aerospace / Defense	2	$47B
▸Utilities	2	$33B

Price history

+110.0% since first listed

12 events — show timeline

• 2026-06-06 Listed $94,500 Dayton MLS
• 2022-01-05 Sold (MLS) $51,000 Dayton MLS
• 2022-01-05 Sold (MLS) $51,000 Dayton MLS
• 2021-11-18 Contingent — Dayton MLS
• 2021-11-05 Listed $59,900 Dayton MLS
• 2013-09-05 Sold (MLS) $18,100 Cincy MLS
• 2013-09-05 Sold (MLS) $18,100 Dayton MLS
• 2013-09-05 Sold (MLS) $18,100 Dayton MLS
• 2013-07-23 Listing Removed — Dayton MLS
• 2013-06-20 Listed $15,000 Cincy MLS
• 2013-06-20 Listed $15,000 Dayton MLS
• 2009-10-28 Sold (Public Records) $45,000 Public Records

Property tax history

-9.1%/yr

Latest (2025): $755 · -0.2% YoY. Source: county tax records.